Camile C.You might be able to get a 100% loan to cost loan, but you likely can't do it without at least HAVING some cash.You'll have to paint the picture of how you or your partners can come to the table for any future capital needs.  

I'm in Mountain View and am currently beginning to invest in Houston (made my first offer this weekend).

As a contractor with 30 years experience, I would say, to other investors you bring a lot of "Worth" to the table and "Styles" well that's easy, it's what you do!

I/We leave alot of $$$$$ on the table when we buy property.  

We agreed his contribution would be in part financial and to be responsible for taking lead on coordinating & executing the remodeling/renovation work required to flip properties.When we first discussed getting into business together, we attempted to weigh our % split based on the contributions that were being brought to the table.

The view houses along the bluff edge, where upper management lived, have stunning multi-million dollar views across Puget Sound and 100 miles west to the Olympic Mountains.

The good thing about a partner is that they can add value with the experience and resources they bring to the table.

Bringing sweat equity to the table might be worth your time at the front end of your investing career, but eventually your time will be worth more than what you can save by doing the work yourself.  

Sound like with a realtor you may have to bring some cash to the table to close.  

They walk away from the table with the same they would have, so if you don't pay your note, they're in the same boat they were before.You could ask your realtor to do the same thing, though most won't do that.You could go the hard money route but if it's not a steal (all in at 65% ARV) it doesn't make sense to go that route, but if it is, then they usually only require about 10% up front (plus or minus depending on who you use).There's also lines of credit or personal loans, but the cash needs to be seasoned for 60 days before you can use it, so it needs to sit in your bank acct for 60 days.Then there's always partnering with someone.